How much do I need to invest for a Greek Golden Visa?

There is a minimum qualifying investment, but the exact figure has been revised more than once and now varies by region and property type, with higher thresholds in the most sought-after areas. Because the number changes and depends on where and what you buy, treat any single figure you read online with caution and confirm the current threshold for your target area with the Ministry of Migration and Asylum or a qualified Greek lawyer before committing.

Does the Golden Visa let me live in Greece full time, and do I have to?

The Golden Visa grants residence, so you may live in Greece, and it also gives you Schengen travel access. One of its main attractions is that it has generally not required continuous physical presence to be maintained or renewed, unlike some other permits. Presence and renewal conditions can change, however, so confirm the current physical-presence rules before relying on being able to spend little time in the country.

Does the Golden Visa lead to Greek citizenship?

No — a residence permit is not citizenship. The Golden Visa grants the right to reside, not a passport. Naturalisation in Greece is a separate process with its own requirements, typically including a long qualifying period of residence, language and integration tests, and physical presence that a Golden Visa alone may not satisfy. If citizenship is your goal, verify the current path and timeline before assuming the visa delivers it.

Can my family be included in the Golden Visa?

Generally yes. The programme has typically allowed the main investor to include close family members — such as a spouse and dependent children, and in some cases dependent parents — under the same qualifying investment. The exact definitions of eligible dependants and any age limits can change, so confirm who qualifies as a dependant under the current rules when you apply.

Does holding property or a Golden Visa make me a Greek tax resident?

Not automatically. Immigration status and tax residency are separate questions. You can hold a Golden Visa without being a Greek tax resident, and tax residency is instead judged mainly on days spent in Greece and where your center of vital interests lies. If you intend to spend significant time in the country, read our tax residency guide and take cross-border tax advice, because the tax consequences are distinct from the visa itself.

Greece Golden Visa Guide: Residency by Investment

What the Golden Visa is

The Golden Visa is Greece's residency-by-investment programme: in exchange for a qualifying investment in the country, a non-EU national can obtain a Greek residence permit. That permit generally allows you to live in Greece and travel within the Schengen Area, and it can typically be renewed for as long as the qualifying investment is maintained. It is, at heart, a route to residence — not a shortcut to a passport.

Much of the programme's appeal has been its flexibility. Unlike many residence permits, it has not generally required you to move to Greece full time or to spend a minimum number of days there to keep the permit alive. That makes it attractive to investors who want an EU foothold and travel access without relocating immediately. Because presence and renewal conditions can change, confirm the current rules rather than assuming past terms still apply.

Who it suits

The Golden Visa tends to suit non-EU nationals who want the security of an EU residence permit and Schengen mobility, and who are comfortable committing capital — usually to Greek property. Typical candidates include investors diversifying into Greek real estate, families who want an EU base for the future, and people planning a gradual move to Greece rather than an immediate one.

It suits you less well if your real goal is a quick citizenship or a passport, or if you are not prepared to keep the qualifying investment in place. EU and EEA citizens do not need it at all, as they already have the right to live in Greece.

Qualifying investment routes

Real estate is by far the most common route: buying qualifying property (or property meeting a set minimum value) is what most applicants use. Other permitted investment types have existed too — such as certain capital, business, or financial investments — but the property route remains the headline option. What qualifies, and at what level, is defined by the rules in force when you apply.

Whichever route you use, the investment normally has to be maintained to keep the permit — selling up can put your residence status at risk. Factor the ongoing commitment, not just the entry cost, into your plans, and estimate the one-off purchase taxes with our property purchase cost calculator.

The application process

While details vary and are best confirmed with a lawyer, the process generally follows a familiar shape:

Get a Greek tax number (AFM) and, usually, a Greek bank account to transact.
Choose and complete the qualifying investment — for most people, buying qualifying property through a lawyer who runs the due diligence.
Compile the application — proof of investment, valid passport, health insurance, and the supporting documents required at the time.
Submit and provide biometrics to the relevant authorities.
Receive the residence permit, then renew it periodically for as long as the investment is maintained.

Because the exact documents, fees, and timelines can change, use official guidance from the Ministry of Migration and Asylum and a Greek lawyer as your source of truth rather than a generic checklist.

Including family members

A significant advantage of the programme is that it has generally allowed the main investor to include close family under the same qualifying investment — typically a spouse and dependent children, and in some cases dependent parents. That means one investment can secure residence for a whole household. The precise definition of eligible dependants and any age limits are set by the rules in force, so confirm who counts as a dependant when you apply.

What it does and does not grant

It is worth being precise about what the Golden Visa delivers, because this is where expectations most often diverge from reality.

What the Golden Visa does and does not give you
The Golden Visa…	Position	Note
Grants Greek residence	Yes	Right to live in Greece and travel in Schengen.
Requires full-time living in Greece	Generally no	A key attraction; verify current presence rules.
Equals Greek citizenship	No	Naturalisation is a separate, longer process.
Makes you a Greek tax resident	No, not by itself	Tax residency depends on days and vital interests.
Covers close family	Usually yes	Spouse and dependants, under current definitions.

In short, residence is not citizenship, and residence is not tax residency. If you plan to spend real time in Greece, read our guide to Greek tax residency to understand when your worldwide income could come into scope, and see our moving to Greece guide for the practical side of settling in.

Costs to budget for

The qualifying investment is only part of the picture. Beyond the purchase price, you should plan for property transfer tax and notary, legal, and registration fees on a property purchase; government and residence-permit application fees; health insurance; and ongoing costs of ownership such as annual property tax. Because fee levels change, confirm the current amounts rather than relying on older figures, and model the one-off purchase costs with our property purchase cost calculator.

Common pitfalls

Assuming an out-of-date threshold — the minimum has been revised and varies by region; always verify the current figure for your target area.
Confusing residence with citizenship — the visa grants residence, not a passport.
Overlooking tax residency — spending significant time in Greece can trigger tax residency regardless of the visa.
Selling the investment too soon — the permit generally depends on the investment being maintained.
Skipping independent due diligence — use your own lawyer to check title, permits, and the property before you buy; our due-diligence guide details every check.

Greece Golden Visa Guide